CRUMLEY RANCH RD TX 78738
| Owner | VAN ACKEREN TIMOTHY L & TERRI S |
|---|---|
| Parcel ID | 0102870222 |
| Short ID | 103129 |
| Type | Real |
| Use Code | D1 Acreage — Qualified Open-Space Land (1-d-1) |
| Valuation | Productivity |
| Improvement SF | — |
| Land SF | 781,031 SF |
| Acres | 17.930 |
| Year Built | — |
| Legal | ABS 2206 SUR 528 BOUNDS W M ACR 17.93 (1-D-1) |
| Neighborhood | _RGN220 |
| Land | $887,324 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $887,324 |
| Improvement | — |
|---|---|
| Total Improvement | — |
| Market | $887,324 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $887,324 |
| Value Limitation Adjustment (−) (homestead cap) | −$885,244 |
| Net Appraised (assessed) | $2,080 |
| Taxable Value | $2,080 |
|---|
Tax Burden: The combined rate across 4 taxing entities is 1.6240% in 2025 (+0.0184% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $34. Lake Travis ISD is the largest single contributor, at 64.0% of the total 2025 levy.
Assessment Gap: Assessed value ($2,080) is $885,244 below market value, suggesting potential for an upward assessment in future years.
Asset Class: Agricultural. Agricultural valuation may be subject to rollback taxes if land use changes.
Value Composition: Land carries 100% of market value ($887,324 land vs $0 improvements), about $1/SF of land. With value concentrated in the land, this reads as a land-dominated asset — the classic higher-and-best-use / redevelopment signal. Underwrite the dirt, not the building.
Submarket Position: At $887,324, this parcel sits in the upper-middle (50th–75th percentile) of Agricultural property in Travis County — county median $597,708 (P25 $207,536 / P75 $1,442,275, n=7,602). Agricultural here is the broad TCAD category — every agricultural property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
No delinquent taxes on record.
No large value jumps, delinquencies, or data anomalies found for this parcel.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| ILT Lake Travis ISD | 1.2301% | 1.2121% | 1.0741% | 1.0656% | 1.0397% | -0.0259% | $21.63 | $21.63 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $7.82 | $7.82 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $2.45 | $2.45 | Paid |
| E06 Travis County ESD # 06 | 0.1000% | 0.0867% | 0.0831% | 0.0876% | 0.0904% | +0.0028% | $1.88 | $1.88 | Paid |
| Combined Rate | 1.7993% | 1.7157% | 1.5625% | 1.6056% | 1.6240% | +0.0184% | $33.78 | $33.78 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $1,113,475 | $887,324 | +25.5% |
| Assessed Value | $1,923 | $2,080 | -7.5% |
| Land Value | $1,113,475 | $887,324 | +25.5% |
| Improvement Value | — | — | — |
| Taxable Value | $1,923 | $2,080 | -7.5% |
| HS Cap Loss | -$1,111,552 | — | |
| Total Tax 2026 = estimate |
~$31
Estimated
|
~$34
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $1,113,475 | $1,113,475 | +0 (+0.0%) |
| Taxable Value | $1,923 | $1,923 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $1,113,475 | $1,113,475 | — | −$1,111,552 | $1,923 | $1,923 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $887,324 | $887,324 | — | −$885,244 | $2,080 | $2,080 | ~$34 | Partial |
| 2024 | $— | — | — | — | — | $— | $32 | Verified |
| 2023 | $— | — | — | — | — | $— | $31 | Verified |
| 2022 | $— | — | — | — | — | $— | $31 | Verified |
| 2021 | $— | — | — | — | — | $— | $30 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +25.5% | -7.5% | 0.2% | Not available | Partial |
| 2025 | +0.0% | +5.2% | 0.2% | Not available | Partial |
| 2024 | +38.6% | +0.9% | 0.2% | 0.0000% | Verified |
| 2023 | +0.0% | +7.9% | 0.3% | 0.0000% | Verified |
| 2022 | +72.5% | +8.9% | 0.3% | 0.0000% | Verified |
| 2021 | base year | — | 0.4% | No billing data | Verified |
| Cumulative market value growth (earliest valid year → 2025): +139.2% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +25.5% | +25.5% | — | +25.5% | 2026 | +25.5% | 2026 |
| Assessment Ratio | 0.2% | 0.2% | — | 0.2% | 2025 | 0.2% | 2025 |
| Effective Tax Rate (2025) | 0.0000% | 0.0000% | — | 0.0000% | 2025 | 0.0000% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$34 | $34 | — | $34 | 2025 | $34 | 2025 |
In 2025, this property's market value of $887,324 places it in the 50th–75th percentile for Agricultural properties in Travis County (7602 comparable) — +48% above the county median of $597,708. Agricultural here is the broad TCAD category — every agricultural property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $887,324 | $207,536 | $597,708 | $1,442,275 | ↑ Above median | +0.0% |
| 2024 | — | $217,016 | $597,296 | $1,446,593 | — | +23.7% |
| 2023 | — | $167,963 | $453,916 | $1,078,522 | — | +0.0% |
| 2022 | — | $180,794 | $446,888 | $1,009,883 | — | +46.1% |
| 2021 | — | $33,611 | $103,166 | $247,000 | — | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.